A 30-minute technical inspection of a flat

A phone with a torch and a charger (for testing sockets), a tape measure of at least 5 m, a small spirit level — optional but useful for checking the floor and windows. Paper and pen for notes.

Ideally during daylight hours. In the evening, artificial light masks damp patches and wall stains. If only an evening viewing is offered, ask for a second daytime visit — a refusal is suspicious.

First check the ceiling corners and wall/floor corners. Yellowish or brown marks are signs of leaks from above or mould. A freshly painted corner in the middle of old décor is suspicious — a recurring problem may be being covered up.

Musty, damp or chemical odours are cause for concern. Fresh paint can also mask problems: ask to air the flat and come back 15 minutes later. If the smell returns, something is wrong with the ventilation or plumbing.

Roll a round object across the floor (a pen works). If it rolls on its own, there is a serious slope — either poor workmanship or a structural issue.

Open and close each window; check for draughts around the frame. Condensation between the panes means the sealed unit has failed and replacement is expensive. In winter, failed double glazing means a cold flat and high heating bills.

A double door or a quality lock is a basic security standard. Ask whether the lock has been changed and who might have had keys before. On moving in it is worth replacing the lock cylinder.

Turn on both the cold and hot water simultaneously in the kitchen and bathroom. If the pressure drops sharply, there is a pipe problem. Flush the toilet and simultaneously watch the basin: water should drain quickly with no gurgling.

Plug your charger into 3–5 sockets in different rooms. If the indicator light flickers or the charger gets hot, the wiring is old. Not a deal-breaker, but grounds to negotiate a lower price or request replacement.

Look inside the distribution board on the landing. Modern circuit breakers are fine. Old fuses or twisted bare wire junctions are serious: under overload, such wiring is a fire risk.

Measure 1–2 rooms with a tape and compare with the stated area. If the actual figure is 5 sq m less, ask why — and do not pay the same price. The discrepancy often arises from a balcony inclusion or unauthorised alterations.